By Mary Alice Murphy

On Tuesday evening, Dec. 15, Santa Clara hosted a meeting at the Armory to hear updates and take public input for a business plan for Fort Bayard.

Santa Clara Mayor Richard Bauch thanked the more than 20 people who attended the session. "This is our second public meeting. The first was to come up with ideas. This one is to update you and give you a chance to rethink things."

Pam Weber of Weber Engineering said her firm had worked on infrastructure and utility analysis.

"We've been looking through old information to determine condition and where infrastructure is," Weber said. "Fort Bayard has a lot of underground infrastructure, including gas lines, water lines, sewer and steam."

The firm looked at maps dated 1955-1963. "1966 is when the state purchased the site from the federal government," Weber said. "After the site was turned over to the state, the utilities stayed static, except for repairs."

She said the condition of the water mains is fair to poor. They are ductile iron with some PVC pipe. She said the length of water mains to existing buildings is 13,855 lineal (linear) feet. In the core area, around the parade ground, the length is 10,377 feet. An estimated cost of $40 a replacement lineal foot does not include asbestos and other remediation, but only the insertion of the pipe into a trench.

Weber said the replacements were open to phasing by replacing the worst sections first.

The sewer mains were laid in 1955, when there was a big septic tank and a leach field. Later a lift station was put in to the new Fort Bayard Medical Center and the sewage goes to Santa Clara. "We need to determine the life of the existing clay and PVC pipe. The length is 12,577 feet, with the core area having 7,916 lineal feet." Replacement is estimated at $30 a lineal foot, for just the pipe and trench, without including manholes, asbestos remediation, actual monitoring, testing or source connection. She said looking at cured-in-place pipe lining could be an option to cut costs.

Gas distribution was provided by the steam plant, but then changed to a private gas system, which has been out of use for a long time, and may need to be replaced. "Aging gas lines are scarier than aging water or sewer lines," Weber said. The length of gas lines is 8,443 lineal feet, with 4,579 in the core area.

Weber said the streets vary in condition, some with asphalt, curb and gutter and sidewalk. The length of streets is 32,489 square yards, and in the core area, 23,050 square yards. It is estimated to cost $25 a square yard for mill/overlay. "We will do more evaluation." The street estimate does not include archaeological clearance, subgrade replacement, curb and gutter, sidewalks or testing.

To a question, she said they had not put a total cost together of infrastructure costs.

She said the water tanks, fed by springs and a few miles of pipeline also need repairs. "A big interwoven spring system feeds the tanks. Some springs need to be cleaned out. We haven't looked at them. There are ownership and access issues. The site is managed by New Mexico General Services and the Department of Health, which owned the old hospital. The U.S. Veterans Administration oversees the National Cemetery. The U.S. Forest Service has property to the north of the site. Fort Bayard has pre-existing rights to the springs."

Ansel Walters, Fort Bayard Historic Preservation Society member, asked: "If the state kept the water rights, don't they have to open up the springs?"

Weber noted the state has no incentive to take care of them.

Ron Henderson, retired Forest Service and interested citizen, said: "There is no use having an updated campus without a link to the springs."

"We haven't determined how the water rights would go to Santa Clara or not," Weber said.

Walters said from what he has heard at meetings in Santa Fe, it is clear the water rights do not go with Fort Bayard, but can be utilized.

"The water hasn't been clearly defined, but it seems the water went to the state with the purchase of the site," Weber said.

Bauch said the state intends to keep the water rights and the village would have to negotiate a lease.

Steven Shelendich of Silver Architects did a facility assessment. "We looked at condition and size, and did a visual assessment." The assessment included foundations, windows, roofs, doors, chimneys, finishes, water intrusion, porches and pests. "We got into about 75 percent of the structures. Our comments vary by building type."

The small bungalows are simple wood frame on brick foundations. "They all have a nice pantry. They were designed with a lot of porches on the buildings, pre-air-conditioning."

He showed a photo of curled tiles from water leaks in one of the small bungalows. "They were dusty, dirty and some have asbestos. We didn't crawl into any spaces."

The duplexes are two- and three-story buildings near the warehouse. One is a one-story building. "The two-story ones are well built, but starting to leak water. One is in good shape, but there is water intrusion into another and the plaster is falling."

The marriage quarters are those behind Officers' Row, with two types of structure. The one-story buildings had open front porches that have been enclosed. All had big kitchens.

The larger marriage quarters had tall attics, some of which were finished. A big kitchen and big pantry allowed feeding through to the dining room.

The officers' quarters have 3,000 square feet of floor space on one floor, creating 6,000 square feet with the two stories and a basement.

Verandas wrap around three sides of the buildings.

"They are mostly in better shape, although there is some water damage," Shelendich said. "Water is slowly destroying the buildings."

He showed a photo of one with gutter leakage rotting an upper porch. If it falls, the roof falls along with it.

"The nurses' quarters is one of my favorite buildings," he said. "It has a veranda all the way around and an intricate set of beam structures. A water leak from the tanks is starting to get into the basement."

He said the theater is in pretty good shape, because of state money that has been put into it.

"It doesn't have heat, and the doors need weather stripping," Shelendich noted.

He has created a spreadsheet of roofs, floors, windows and doors of the small houses, then another for the duplexes. He said the marriage quarters are in decent shape but starting to be infested with rodents.

He estimated the cost per square foot for renovation at $150, for stabilization at $5 a square foot and for demolition at $30 a square foot.

Mike Svetz of PROS Consulting out of its Phoenix office, who is writing the business plan, said that not every building has the ability to be renovated or to be demolished.

"Some we can renovate, some stabilize and some demolish," Svetz said. "It's probably not economically feasible to save every building. If there is black mold, it's very bad for inhabitants. In one of the duplexes the floor is gone. It will be hard to save."

Walters asked if someone were to renovate the bungalows, would a person be able to do it or would it require a general contractor.

Shelendich said if it were owned by the person/persons, they could renovate it themselves, but if it is owned by a municipality, it would likely require a general contractor.

Walters noted that would increase the cost by 100 percent to 150 percent.

Shelendich said he thinks the buildings will require a general contractor for renovation. "We have to think outside the box to make it happen.

Frances Gonzales, Bayard resident, said grants are available for historic buildings to help with the costs of keeping them historic.

"That's part of thinking outside the box," Shelendich said.

Gonzales said the buildings might qualify for Homeland Security grants, because part of the site is owned by the V.A. "You can also get tribal funding, because we are part of Fort Bayard."

Gerald Schultz, FBHPS member, asked if Shelendich had assessed the Quonset hut.

"We haven't been in the Quonset or the steam building yet," Shelendich replied.

Sheila Hudman, Santa Clara village clerk, asked how long until the buildings cannot be renovated.

"When there are leaks, we don't know how bad it is, but it's a bad thing," Shelendich said. "Now is the right answer. Any building with water intrusions needs attention now. The water may be inside the walls or anywhere."

Scott Terry, Silver City-Grant County Chamber of Commerce director, asked if it made a difference if the structure is on a national landmark, as they are at Fort Bayard.

"If it's a historic building owned by a public entity, there is a higher standard," Shelendich said. "Depending on who you ask. Like the building code, it's up to interpretation."

Walters said a bungalow could be fixed for $20,000.

Shelendich said a quarter of his cost was for documenting the buildings for state Historic Preservation.

"In talking to Historic Preservation, they seem more concerned about the outsides, and not so much about the insides," Walters said.

Bauch said the village is trying to come up with baseline infrastructure costs and marketability.

Svetz confirmed that the village has to understand what it's getting into. "The utilities and infrastructure will need repair or replacement, and then the historic landmark designation is over the top of that. It is the reality of the site."

"The last time we looked at potential uses," Svetz continued. "We looked at whether buildings could be used. We looked at potential service areas. We need to determine who is the potential market."

He brought up charts of the market within the 100-mile, 200-mile and 300-mile radius. In the 100-mile radius, there are about 300,000 people, estimated for 2030. "In the 200-mile radius, we get 4.1 million, and in the 300-mile radius, which goes west of Phoenix and almost to Denver, we see 10.5 million. That is your potential visitation."

Svetz noted that the population by age segment shows one-third will be over the age of 55 years. He also broke it down by race. White included Hispanic. About 75 percent will be white and 60 percent of them will be Hispanic.

"Different cultures recreate differently," Svetz said. "Another factor is income. The 100-mile radius population is less affluent than the state of New Mexico average. The 200-mile radius is about even with New Mexico, but below the national average. The 300-mile radius is still below the national average. These people don't have a lot of disposable income."

He noted that trends across the country show moderate growth in hunting and fishing, with archery and skeet shooting growing more quickly. Camping, hiking, and bird-watching show moderate growth or a small decrease.

About 70 percent of those who camp are Caucasian whites. Most prefer tent camping, with RV use growing. About 83 percent camp within 300 miles; 40 percent within 200 miles. Most people camp one or two nights longer on average during the summer. Most when they camp like to go out and do things, such as hiking, biking, archery or swimming. The market potential for archery is good within 100 miles. Greater than the national average are fishing, hunting, horseback riding, and target shooting. But those within 100 miles don't spend as much or any money on these activities.

Within 200 miles, only mountain biking and target shooting are above the national average. Spending is below the national average. Within 300 miles, spending ticks up, but is not up to the national average.

"You cannot look at Fort Bayard as only a historic site with a cemetery, if you want to make it sustainable," Svetz said. "You need to come up with other programmatic activities.

"You have heard of master-planned communities," he continued. "That's what Fort Bayard was. They didn't have to leave the campus. Does it have the opportunity to have those attributes again? Absolutely. There are 400 acres of land. What are other potential uses? Just outdoor recreation is not it."

He said locally and regionally, there is a need for affordable housing.

A man from Aldo Leopold Charter School in the audience said when he heard about the large pantries in each dwelling, he saw a potential for food production, mentoring in gardening, home economics, sustainable meat production, experience in trades and renewable energy.

He said ALHS student Simone Hill did a project at Fort Bayard looking at the potential four outdoor classrooms.

Bauch said that fit in with the village's hope to re-establish the orchards. "We received $100 in funding to utilize the A+ treated effluent from the Regional Wastewater Plant to water the orchard. Agriculture is something we are trying to do, too, such as growing pecans."

Henderson asked if the plan is looking at the total 400 plus acres or just the main campus.

"The whole 400 plus," Bauch replied. Henderson noted that would incorporate the old dam.

"Yes, we want to re-excavate the dam and create a pond," Bauch said.

A female asked about the old golf course.

Terry asked anyone to name five heritage golf courses. "Within that 300-mile radius are many great planned, nice golf courses."

Walters said people could go to the destination golf course and have a quality green golf course nearby, but admitted that he doesn't play golf.

Gonzales said that softball at Fort Bayard used to be huge. "People have been asking if we will bring back softball."

Bauch noted that the county has three ballfields at Bataan Memorial Park. "That increases the feasibility of an RV park at Fort Bayard. I've been told that a place to park an RV for tournaments is a problem."

Gonzales said she does a lot of work with veterans on wellness issues. "We have different services that benefit veterans and communities. We discovered we are attracting people from South Texas, Oklahoma, Los Angeles and Denver for traditional wellness."

Henderson asked if the assessment had looked at what is considered hazardous waste, such as old fuel storage.

Ben Fisher, Daily Press reporter, asked about the steam plant. "One thing we lack here is export, except for copper. Maybe light manufacturing or artisanal crafts could be made in the plant."

Joe Saenz, Apache tribal leader, said: "We're still interested in a cultural center."

"We're trying to get a lease for two buildings," Bauch said. "Groups could use them, then we'll get a lease for another two and expand that way."

"What are the growth areas of Grant County for visiting?" Terry asked.

Svetz said not a lot of people are coming to the area. It was brought up that the Silver City Visitor Center has seen an increase in tourism to the area.

Bauch also mentioned the possibility of several small dwellings in a gated community on the property, such as quadraplexes inside a fence, like a small community.

Terry said: "You've got tons of acreage you can use. If you have housing, it builds on the numbers of people. I think you need to try to find a larger company to build it for you."

Schultz pointed out that there have been many discussions over the years. One that continues to stand out is an anchor facility, such as an educational facility.

Svetz said Fort Bayard is a unique situation. "What worked somewhere else may not work here. Think about Phoenix. From there they can get to cooler weather and forests by going 1½ hours north. In Colorado, they can find it within a one- to two-hour drive."

"One thing you have to understand, is that's it's not as much about tourism, but what will benefit the 300,000 people within the 100-mile radius to meet local needs and to grow population in the area," Svetz said.

Walters said the history of the place is "phenomenal. 85 percent of tourists travel with history in mind. We have Buffalo soldiers, Native Americans, the Mimbres, mines, cliff dwellings—Fort Bayard is the history of the Southwest. Tourism is our strength. The history of Fort Bayard is not in your presentation."

Svetz agreed that history is the anchor, but "it will not be the economic driver. It's one thing to get people to travel, but today information is available at people's fingertips. Push it out digitally and entice them to visit."

Stacey, with Silver Architects, noted that statistically numbers don't support camping, for instance, and can't sustain Fort Bayard. "You have to put in lots of different uses for Fort Bayard."

Walters said: "The anchor has to be history."

Dave Chandler of the Fort Bayard Restoration and Development Coalition said: "We have to look at the statistics and determine what 10 trends are growing over the next 10 years and find those that are compatible for Fort Bayard."

Gonzales said from a cultural viewpoint, she understands economic development and sustainability and understands where Walters is coming from. "It's the culture of Grant County. People don't understand the change to the digital age. They need to see what had changed and what has remained the same here. We sabotage each other here. We have to figure out how to come together where it will benefit all of us."

"We have to take how the historic preservation society feels, how we feel, Scott's perspective and figure out how to pull it all together," Gonzales said.

Bauch noted that the City of Rocks toward Deming attracts 20,000 to 25,000 tourists a year.

"One of the things that would make Fort Bayard successful is a conglomerate of activities for people to do," Svetz said. "Bring 25,000 people to City of Rocks; bring 25,000 to Fort Bayard, etc. Who are those 25,000 people? A lot of experiences around here are free or no cost. These are not people coming to spend money."

A woman in the audience said the old road between Fort Bayard and Silver City still exists in parts. Then there's the road that begins at Fort Bayard and goes through Arenas Valley. "Santa Clara and Fort Bayard protected the miners. Fort Bayard is important for what it is, not just because it's available now. What about the Big Tree? The German soldiers were here. Why Fort Bayard is important is because of whom it protected."

Bill Kupke, FBHPS member, said a lot of colleges have archaeological programs. "There are 150 buildings at Fort Bayard that are no longer there, except for foundations. Beloit College spent 10 years doing archaeological research. Develop education from archaeology and use the old buildings."

"We will start a program of mapping the old foundations next summer," Bauch said.

Rich Olson, interested citizen, said there was a potential of brokering through other universities to establish a field camp base. "The geology here is amazing. We're close to the high desert. We could contract with universities, if we had housing."

Hudman said: "We all understand the history. It's how to save it, where to get the money to fix the buildings to house people. If we don't repair the buildings, we will lose them. We don't have housing because of their condition."

Olson suggested contracting with universities for building trades.

Walters said: "We have to identify what will bring in revenue. We could probably bring in $100 a month with the theater, maybe $150 a month with the museum, $2,500 a month with an RV park. With the bungalows, I know if we can put them back to livable condition, it would bring in $20,000. For an event to bring in citizens, we could have vendors to sell food. We could bring in $85,000 a year with just a small number of items, then build from there."

"What has ever happened with the proposed reservoir?" Walters asked.

"It will probably be a wetlands using the wastewater, if we can deposit it in Twin Sisters Creek," Bauch said. "A reservoir seems to be off the table.

"We're looking at something to pay the bills, with the emphasis on historic," Bauch continued. "We may have to shrink the historic footprint. Once we have the business plan, we need to sell it to the state."

Svetz pointed out that the utilities and infrastructure repairs have to happen. "There has to be a determination of costs and what funding sources could help. It has to happen to decide which ones stay and which ones go. We can't market them in the condition they are right now. Whatever buildings stay have to be marketable. The capital investment side for utilities and facilities will cost you money for running it, too. You have to put it out in terms of operations."

He asked how many people manage Santa Clara, and Hudman replied 27.

"You will need at least three or four people to manage Fort Bayard," Svetz said. "The costs have to be offset. You have to diversify your income and expenditures streams.

"The land would support more development, but how will it be used?" Svetz asked. "Those within the 100 miles will use it more often and can offset the costs of operations."

Kupke suggested making it like another Fort Davis, Texas, which has only building foundations, but is making a go of it.

"At this point, who it's run by has prevented New Mexico True from marketing it," Hudman said. "If we could just get it painted and looking better, we could market it."

Svetz said what would be extremely helpful is to get the grounds looking better. "With the weeds and dead trees, it makes the structures look worse than they are.

Hudman said the state has extended the MOU, so the village can now do some serious work on the grounds.

"It's an emotional issue for all of you," Svetz said. "It is a huge part of your history and a huge part of the country's history. Your passion for it is good, but there is no point in sugarcoating the realities. You have to discover what you want to work with first.

"It's been helpful to hear additional ideas," he concluded. "Try to identify the market outside recreation."